Renting in Malta: a guide for tenants

The rental market in Malta

Malta has a well-supplied rental market, driven by a large expatriate workforce, students at Maltese universities and language schools, and seasonal residents. The market is active year-round, with most activity in the months leading up to September when the new academic and corporate year begins.

Rentals are offered furnished (the majority) and unfurnished. Furnished properties come at varying quality levels — check what furnishings are included and their condition before committing. The supply of long-term rentals (12 months or more) is distinct from the short-term holiday and corporate let market; search specifically for the term length you need.

Asking rents have risen over the past several years, driven by economic growth, population increases and relatively constrained supply in the most sought-after areas. Rents in Sliema and St Julian's are the highest on the island. More affordable options are available inland (Birkirkara, Mosta, Naxxar) or in the south.

When to search

Demand is steady all year, but it peaks before September, when the academic year and many corporate contracts begin, and again at the start of the year. If you have flexibility, searching outside these peaks can mean more choice and less pressure. If you must move in a busy period, start earlier than you think you need to and have your documents ready.

What affects the rent

• Location: proximity to the sea, workplaces, transport and services.
• Size and layout, including the number of bedrooms and bathrooms.
• Condition, finishes and furnishing, including air conditioning.
• Outdoor space, parking and a lift.
• The length of the lease: longer commitments sometimes allow a better rent.
• The season and the number of similar properties available.

Because rents vary so much, compare several properties in the same area before you decide what is fair. The market data on MIRA shows average asking rents by town and bedrooms, which helps you tell a good offer from an expensive one.

Finding a rental

Most rentals are advertised through agencies or directly by private landlords. The main channels are:

• Property portals — the most comprehensive source for available properties, with filter options for town, bedrooms, price range and features.
• Agency offices — many agencies list long-term rentals alongside sales. Walk in or call; agents often know of properties not yet on the portal.
• Social media and community groups — active in the expat community; can surface private lets before they reach the portals.
• Corporate relocation services — if you are moving to Malta for work, your employer may have a preferred agent who can handle the search.

When searching, compare asking rents for similar properties in the same area to calibrate what is reasonable. Use the market data on Mira to check average rents by town and property type.

How to search efficiently

1. Decide your budget, the areas you would consider and the features you cannot do without.
2. Set up alerts or check the listings regularly, and respond quickly to new ones.
3. Contact several agencies and tell them clearly what you need and when you can move.
4. Arrange viewings in batches to compare properties side by side.
5. Ask the same questions at every viewing, and keep notes and photographs.
6. Move fast on a property you like, with your documents ready, but do not skip the checks.

Beware of scams

Be cautious about listings that seem too good to be true, landlords who cannot show you the property, requests to pay a deposit or rent before you have seen it or signed a lease, and payment to personal accounts or by untraceable methods. Always view the property, check who the owner or the agent is and pay only against a signed contract and a receipt.

• Properties for rent in Malta
• Average rents by town
• Apartments for rent

Types of rental available

• Long-let residential lease (12 months or more) — the most common arrangement for residents and expats working in Malta. Governed by the Private Residential Leases Act and its regulations.
• Short-let or seasonal rental (less than 6 months) — popular for holiday lets and short-term contracts. Regulated separately and often at a higher monthly rate.
• Furnished vs unfurnished — the majority of Maltese rentals are furnished, especially in the urban areas.
• Serviced apartments — fully managed properties with hotel-like services, aimed at corporate tenants and short stays.
• Rooms in shared houses — common in the student and young professional market; advertised on social media and community groups as well as portals.

Choosing the right type for you

Whichever type you choose, ask the landlord or agent to confirm in writing what is included and for how long. The same property can feel very different if utilities, internet and cleaning are included or not.

Typical rents in Malta

Rents vary significantly by area, property type, size and condition. The following gives a general orientation (figures are indicative and change; check current listings for up-to-date asking rents):

• One-bedroom apartment, Sliema or St Julian's: higher price bracket, strong demand.
• One-bedroom apartment, Gżira or Msida: more affordable than Sliema; popular with young professionals.
• Two-bedroom apartment, inland towns (Mosta, Naxxar, Birkirkara): more affordable; suitable for families.
• Three-bedroom townhouse or maisonette: varies widely by location and condition.
• Gozo: generally lower than equivalent property in Malta; travel time to the island is a factor.

For current prices, use the rental listings and market data on Mira. A landlord's asking price is a starting point — on longer lets, a small negotiation is sometimes possible.

A simple monthly budget

To see the whole cost of renting, add the extras to the rent. The table below is an illustration for a one-bedroom apartment let at €1,200 a month. The utility and insurance ranges are rough orders of magnitude, not quotes, and your bills will depend on how you use the property, especially air conditioning in summer.

A useful rule of thumb is to check that rent plus utilities and fixed costs fits comfortably within your income, with room for savings. If the rent is already stretching your budget, the extras can tip you over.

Negotiating the rent

Some negotiation is possible, particularly on longer leases, properties that have been listed for a while and at quieter times of year. Ask whether a small reduction is possible in return for a longer commitment, or whether the landlord will include something, such as internet or an extra piece of furniture, instead of a lower rent. Be polite and realistic: a landlord with several interested tenants has little reason to bargain.

• Current average rents

• Current average rents

The lease

A residential lease in Malta is a written contract between the landlord and tenant. For long-term residential lets, the Private Residential Leases Act sets out minimum legal standards, including minimum notice periods and conditions for ending the contract.

A standard lease will include:

• The parties — full names of landlord and tenant, identity document references.
• The property — full address, floor and unit number.
• The term — start date, end date, and whether the lease renews automatically.
• The rent — the monthly amount, the payment method and the date it falls due.
• The deposit — the amount and the conditions under which it will be returned.
• What is included — utilities, internet, building insurance, maintenance responsibilities.
• Notice provisions — how much notice either party must give to terminate.
• Rules — pets, smoking, subletting, alterations to the property.

Read the entire lease before signing. If anything is unclear or not what was agreed verbally, ask for it to be changed in writing. Verbal promises are not enforceable in the context of a written lease.

Clauses worth reading twice

• The start date and the minimum term, and whether there is a break clause for you or the landlord.
• How and when the rent can change, if at all, during the lease.
• Who pays for repairs, small and large, and who arranges them.
• Whether you may sublet, have guests stay for long periods or keep pets.
• What happens if you leave early, including any penalty or the need to find a replacement tenant.
• The conditions for returning the deposit and the time limit for doing so.

Registering the lease

Check with the landlord or agent how the lease will be registered with the authorities, who is responsible and when it will be done. An unregistered lease may leave a tenant with less protection, and landlords have duties in this area. Ask for proof of registration once it has been completed and keep it with your copy of the lease.

Deposit and upfront costs

Before moving in, expect to pay:

• Security deposit — typically one to two months' rent, refundable at the end of the tenancy, subject to the condition of the property. The deposit is held by the landlord.
• First month's rent in advance — payable before or at the point of signing.
• Agency fee — in Malta the agency fee on a rental is sometimes paid by the tenant, sometimes by the landlord, and sometimes split. Confirm who pays before you commission the agent to search. The typical fee where it applies to the tenant is one month's rent plus VAT.

In a competitive market it is not unusual to be asked for a larger upfront payment, particularly for a shorter let or a premium property. Do not hand over money before the lease is signed and you have the keys.

What the upfront cost might be: an example

For a property let at €1,200 a month, here is how the money you need before you get the keys might look. The ranges depend on the landlord and the agent, and they are illustrations of the arithmetic, not a quote.

Seeing the total up front helps you decide whether you can afford the move and gives you a figure to compare between properties. If a landlord asks for much more than this, ask why and what you get in return.

Protect your deposit

• Pay the deposit only against a signed lease or deposit receipt, and keep proof of payment.
• Take dated photographs and a video of the property at move-in and send them to the landlord.
• Agree the inventory in writing and attach it to the lease.
• Report problems that existed before you moved in as soon as you find them.
• Keep records of repairs you request and the landlord's responses.

Utilities and running costs

Clarify what is included in the rent before signing. The most common arrangements are:

• Rent inclusive of water and electricity — simple, but watch that your consumption does not exceed an implied cap. Some landlords include utilities up to a monthly cap and charge for overages.
• Rent exclusive of utilities — you set up your own accounts with Enemalta (electricity) and the Water Services Corporation, or you reimburse the landlord for metered usage.
• Internet — most long-term rentals include internet or at least a router already in place. Check the speed and whether you want your own contract.
• Air conditioning — Malta's climate means air conditioning is not a luxury; check how many units are installed and their age and condition.
• Building insurance — covers the structure; the landlord holds this. You may want contents insurance for your own possessions.

Malta's electricity tariffs are among the topics to understand. The country uses European standard 230V / 50Hz with UK-type three-pin sockets. Bills from Enemalta are on a stepped tariff — consumption beyond certain thresholds is charged at a higher rate. If air conditioning is in heavy use, bills can be substantial in summer.

Keeping bills under control

• Use the air conditioning sensibly: set a moderate temperature, close doors and windows and use the timer.
• Check whether the water is heated by solar panels, an electric boiler or both, and use hot water accordingly.
• Ask for the previous tenant's typical bills so that you can budget.
• Read the meters on the day you move in and on the day you leave.
• Report leaks and faults promptly so that they do not turn into larger bills.

Getting connected

If the utility accounts are to be in your name, ask the landlord for the meter numbers and the details of the existing accounts, and contact the providers as soon as you have the keys. Internet installation can take time, so ask about the existing connection and the options in the building before you sign.

Before you sign

Carry out a thorough inspection of the property before signing the lease and paying the deposit:

1. View the property in person at different times if possible — note natural light, noise from the street and condition of the building.
2. Check all appliances, air conditioning units, water heater and any included white goods. Note any that are not working and ask for them to be repaired before you move in or have the cost reflected in the rent.
3. Walk through each room and note any existing damage — marks on walls, damaged furniture, broken fittings. Document these in writing and with photographs, shared with the landlord before you move in.
4. Confirm that an inventory is drawn up, signed by both parties, and attached to the lease. The inventory is the reference point for the return of the deposit.
5. Check the water pressure and that hot water is supplied by a boiler (not just solar heating, which may be insufficient in winter).
6. Ask about the building maintenance and whether there is a committee or managing agent for the building.
7. Confirm the notice period and the conditions under which the deposit will be withheld.
8. Verify that the landlord is the owner of the property, not a sub-landlord — subletting without authorisation is a risk for the tenant.

A viewing checklist you can print

• Walls and ceilings: signs of damp, mould, cracks or peeling paint.
• Windows and doors: they open, close and lock properly; shutters work.
• Kitchen and bathroom: taps, drains, water pressure, hot water, extractor fans and appliances.
• Electrics: sockets, lights, fuse board and any exposed wiring.
• Air conditioning: number of units, age, noise and filters.
• Building: stairwell, lift, entrance, bins, noise from neighbours and the street.
• Safety: smoke alarms, locks and access, the roof and the balcony.
• Connectivity: mobile signal and internet options.

Take your time. A landlord or agent who is confident in the property will be happy for you to look carefully, return for a second visit or bring someone with you.

Tenant rights in Malta

The Private Residential Leases Act provides a legal framework for long-term residential tenancies. Key protections include:

• A minimum notice period before the landlord can terminate: the law sets out minimum notice periods that cannot be contracted away.
• Rules on rent increases: unilateral mid-term rent increases may be restricted depending on the terms of the lease.
• Deposit return: the landlord must return the deposit within a specified period after the end of the tenancy, less any justified deductions for damage beyond normal wear and tear.
• The right to quiet enjoyment: the landlord cannot enter the property without reasonable notice except in genuine emergencies.

This guide summarises the framework at the time of writing. For your specific situation, check the current legislation and, if in doubt about your rights, seek legal advice.

Your responsibilities as a tenant

• Pay the rent on time and keep proof of payment.
• Look after the property and report problems promptly.
• Respect the rules of the lease and of the building, including noise and common areas.
• Allow reasonable access for repairs with proper notice.
• Leave the property in good order, allowing for normal wear and tear, when the lease ends.

If there is a dispute

Start by writing to the landlord or agent, describing the issue and what you want, and keep copies. Allow a reasonable time for a reply, and then ask for a meeting or a solution in writing. If that does not work, seek advice from a lawyer or from the relevant authority, and check the terms of the lease for any process it requires. Keep calm and keep records: a dispute is easier to resolve when both sides can see what was said and done.

• Government of Malta — legislation

Moving out: getting your deposit back

To recover your deposit in full at the end of the tenancy:

• Give the correct notice as specified in the lease and in writing.
• Leave the property in the same condition as on move-in, as documented in the inventory.
• Clean the property thoroughly, including appliances.
• Return all keys, remote controls and access cards.
• Have a final walkthrough with the landlord or their representative and agree the condition in writing.
• Ask for the deposit to be returned within the agreed timeline or within the statutory period.
• If the landlord withholds part of the deposit, ask for an itemised written explanation. Dispute any deduction you believe is unjustified.

A moving-out timeline

Following a simple timeline avoids last-minute stress and gives you the evidence you need if a question arises about the deposit.

Renting as an expat in Malta

Malta has a large and established expat community, and the rental market is used to international tenants. A few practical points for newcomers:

• Identity document: landlords will ask for a copy of your passport or residence card. You do not need a Maltese residence card to rent, but you will need one eventually for other purposes.
• Bank account: landlords prefer rent to be paid by bank transfer. Open a Maltese bank account as early as possible — before you arrive if your bank offers it.
• References: some landlords ask for a reference, either from a previous landlord or from your employer in Malta.
• Tax position: renting does not in itself create tax obligations, but if you are going to be resident in Malta, register your arrival and understand your tax position.
• Language: leases are in English or Maltese; English leases are standard for the expat market.

Settling in: a first-month checklist

1. Register your address and any residence documents you need.
2. Set up your utilities and internet in your name, or confirm the arrangement with your landlord.
3. Open a bank account and arrange payment of the rent by bank transfer.
4. Take out contents insurance and keep the lease and the inventory somewhere safe.
5. Learn how the rubbish collection and the recycling work in your street.
6. Introduce yourself to your neighbours and the building's managing person, if any.

Related

• Properties for rent
• Rental prices in Malta

Frequently asked questions